Wednesday, 30 October 2019

What's a typical timeline to design and build a house?   #ArchitalksIE

Winkens Architecture approach:
This is based on our experience and relates to building a off-House. The time estimates given below are average based on building a bespoke 4 bedroomed, block work dwelling, approx 150 to 200sqm, in Co. Wexford with a general contractor.

First Contact
After an initial contact with the architect, e-mail best with description of project intended, a meeting face to face will be scheduled to talk about various aspects of the build. 1 to 3+ weeks.

It is usually advised to have a pre-planning meeting with the County Council to see if there are any specific issued with the site chosen. This can help to establish the brief. 6 to 8+ weeks. 
Soil testing will be needed if there is no mains sewer available, if it fails another site may have to be chosen.

Once an agreement in place and the brief is established it usually takes about 4 to 6 weeks for the first proposal is presented with Floor plans, elevations and 3 dimensional views. Incorporating complexity of brief and site conditions.
The client then has to think about the proposal. This can take 2 to 4 weeks or longer depending on the client’s schedule. The next round of amendments or changes can take 2 to 4 weeks.  This proposal/amendment cycle might be repeated usually with shorter intervals. This is an important process, as changes after planning permission may need a retention permission and could be refused.

Once the design is set the planning application documents can be prepared. 2 to 3+ weeks.
From the day of the planning submission to the planning departments first response usually takes 7 to 8 weeks. If there is no further information requested, a positive decision with be given. The grant will be issued 4 weeks later. But if further information was requested it will  slow down the process considerably, depending on information requested. 2 to 8+ weeks.

After planning is secured, the planning drawings need more detail to become working drawings. Detail drawings showing key sections of the building and an outline specification have to be prepared to enable to get tenders in for the dwelling, 4+ weeks. This can be done after a positive decision while waiting for the Grant to come through.
The tender quotation is returned in 3 to 4 weeks. Meeting with clients to discuss the tender, meeting with the chosen contractor, perhaps re-quoting some elements of the tender. 3 to 4 weeks.

The builder may have a lead in time before they can start. Can be 4 to 6 weeks+. With the commencement notice lodged the build must start between 2 to 4 weeks.

Bungalows take between 40 to 48+ weeks to complete. Weather can play a big role depending on the time of year. Once the roof is on and windows are in a good builder will steady progress until completion.
Some elements of the build have lead in time, most noticeably the outside windows and doors. Roof trusses also my cause delays.

In our experience from the day of the agreement with an architect to the day you move in realistically will take about 1 and a half to 2 years, longer with unforeseen delays as outlined above. Quality takes time.

This is my third contribution to a shared discussion among architects practicing in Ireland, where we will discuss aspects of our services and the profession, under the Twitter hashtag  #ArchitalksIE
By using this hashtag on twitter, or links provided within each blog itself, you can connect to the other architect’s blog on the same topic. Our blogs will be posted synchronously on the same time same day. We hope you will enjoy this format and benefit from the broad professional views and different approaches to the same issues.

Read my colleague's blogs on the subject:

Mark Stephens Architects link:
Mark Stephens Architects approach

The PassiveHaus Architecture company link:
The PassiveHaus Architecture company approach

Twitter:   Zeno the Architect @winkenswexford

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What's a typical timeline to design and build a house?     #ArchitalksIE Winkens Architecture approach: This is based on our exper...